Every year, the county assessor sets a value on your home — and that number determines how much you pay in property taxes. If your valuation feels too high, you have the right to appeal it. The process is more straightforward than most people expect.
Here’s what you need to know.
When Do You Get Your Notice?
In Utah, county assessors mail valuation notices each year. In Salt Lake County, notices typically go out in July or August. That’s your window. Once you receive it, you have 45 days to file an appeal.
Don’t miss that deadline. It doesn’t matter how strong your case is — if you file late, you’ll have to wait until next year.
Step 1: Check Your Valuation Notice
When your notice arrives, look at two things:
- The assessed value — what the county says your home is worth
- The assessment date — the date the value is based on (usually January 1 of that year)
Your property taxes are calculated as a percentage of that assessed value, so even a modest reduction can save you real money over time.
Step 2: Do Your Own Research
Before you file, figure out whether you actually have a case. Pull up recent sales of comparable homes in your neighborhood — similar size, age, and condition. If those homes sold for less than your assessed value, that’s your argument.
A few places to look:
- The Salt Lake County Assessor’s website (www.saltlakecounty.gov/assessor) — you can look up your property record and see what data they’re working from
- Utah’s Multiple Listing Service data — your real estate agent can pull comps for free!
- Zillow, Redfin, or Realtor.com — useful for a quick gut check, though official sales records carry more weight
Also, check for errors. Assessors work from records that aren’t always up to date. If your home is listed with the wrong square footage, an extra bathroom, or improvements you never made, that alone could be grounds for a correction.
Step 3: File Your Appeal with the County Board of Equalization
In Salt Lake County, appeals go to the Salt Lake County Board of Equalization (BOE). You can file:
- Online at www.saltlakecounty.gov/property-tax/board-of-equalization/
- By mail — forms are on the assessor’s website
- In person at the County Government Center
The form is simple: your name, property address, your opinion of value, and the reason for your appeal. You don’t need an attorney. You just need to state your case clearly.
Step 4: Prepare for Your Hearing
Once your appeal is filed, you’ll be scheduled for an informal hearing. This is not a courtroom. It’s a conversation — usually 15–30 minutes — with a BOE hearing officer.
Bring documentation:
- Recent sales of comparable homes (3–5 is enough)
- Photos if there’s damage or deferred maintenance that affects value
- Any appraisal you’ve had done recently
- Your property record from the assessor’s office, with any errors circled
The hearing officer will compare your evidence against the assessor’s data and make a decision. You’ll typically hear back within a few weeks.
Step 3: File Your Appeal with the County Board of Equalization
In Salt Lake County, appeals go to the Salt Lake County Board of Equalization (BOE). You can file:
- Online at www.saltlakecounty.gov/property-tax/board-of-equalization/
- By mail — forms are on the assessor’s website
- In person at the County Government Center
The form is simple: your name, property address, your opinion of value, and the reason for your appeal. You don’t need an attorney. You just need to state your case clearly.
Step 4: Prepare for Your Hearing
Once your appeal is filed, you’ll be scheduled for an informal hearing. This is not a courtroom. It’s a conversation — usually 15–30 minutes — with a BOE hearing officer.
Bring documentation:
- Recent sales of comparable homes (3–5 is enough)
- Photos if there’s damage or deferred maintenance that affects value
- Any appraisal you’ve had done recently
- Your property record from the assessor’s office, with any errors circled
The hearing officer will compare your evidence against the assessor’s data and make a decision. You’ll typically hear back within a few weeks.
